I am really trying to find a route alternative to that under the impression that loans are not assumable on average.

If there are places still on the market, then talk to your agent and say houses are selling on average within X days. 

Since average CAPs in my area are 5%, and I have multi family units that are more appealing to investors my resale value is basically just whatever price justifies a 5% CAP for the buyer.

Industry average is 18-22% investment on marketing for a return.

I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

And the people who were able to get loans in the last several years had to go through a difficult process of proving to the bank that they could repay the loans so the borrowers were more financially stable then the average borrower of 2006 to 2010.  

In this case I would say that for maintenance, you would be best off paying per trip/hourly for the cost of any repairs at whatever is an average median rate for a repair man in your area.

First, look at comparable rental properties on websites like Rentometer or Zillow to get a sense of the average rent you can charge.

Construction buddies of mine have more work than they know what to do with, even average realtors seem to be doing well.

Since you don’t hold out on pricing or quality, there is no reason why you should have vacancies longer than the area average.